Building Green? Win/Win!

Two homes completed by TC Legend Homes last year in Seattle. Many projects in Seattle get expedited permits. One of TC Legend Homes’ next projects is targeting Emerald Star!

By Leah Missik, Built Green™ Program Manager

We know that building green is better for the environment. We also know that it is better for home dwellers – who doesn’t like lower bills and better indoor air quality? But is building green better for builders? To be honest, this depends on who you ask. Some of our Built Green members are avid proponents of the program, but at the same time, not every project is Built Green. Therefore, we work hard not only to communicate the benefits of building green to builders, but we also shape the system to make building green even more enticing. A primary way we do this is by working with local government and utility partners on incentives that reward builders who certify their projects Built Green.

Last year, we certified 1,003 projects, which was a continuation of our tremendous recent growth. Much of this growth was concentrated in the City of Seattle. In fact, last year 58% of new single-family homes were Built Green certified! A big reason for our success is our relationship with the City. Seattle offers priority expedited permitting for projects that are certified at 4-Star or higher. Getting a permit faster is a tremendous benefit in this busy market! On top of this, 4-Star or higher Built Green projects may be eligible for a Floor Area Ratio bonus, which allows for extra height or floor area. These incentives compensate for any added costs or effort involved in Built Green, which can be a hurdle, especially for first-timers. Our track record in Seattle clearly demonstrates that builders find these incentives beneficial (otherwise they wouldn’t be utilized!), and that the city is seeing the return in more green housing stock.

Seattle is not the only city that offers green building incentives, or indeed, expedited permitting. In 2008, the City of Kirkland pioneered expedited permitting for green projects. Today, Built Green projects that achieve 4-Star or higher are eligible. In addition to offering this incentive, city staff works hard to foster connections between builders and the Built Green program. For example, having spoken with Kim Saunders about her upcoming Juanita Farmhouse Cottages project, David Barnes and Scott Guter from Kirkland’s Green Building team connected her with Built Green. As a result of catalyzing this relationship, Kim made the decision not only to aim for Built Green 5-Star certification for each home, but also to obtain Community certification for the whole development!

Not building in Kirkland or Seattle? No problem! Both Issaquah and Redmond have their own priority permitting programs currently, and both cities are also in the process of strengthening their green building incentives.

Faster permitting is not the only available reward for green builders out there. Any builder that builds within Cascade Water Alliance’s territory that achieves both Built Green and WaterSense certifications is eligible for a $1,000 per unit rebate. This is thanks to a partnership between Built Green and Cascade. The two organizations continue to work on ideas on how to increase water efficiency in homes.

Other utilities are in the game too! Seattle City Light offers a $1,500 per unit rebate for Built Green projects 4-Star and up that consist of five or more units. Projects are eligible if ductless heat pumps are the primary heating source. Further north, Snohomish County PUD will be announcing a new Built Green incentive very soon!

Queen City EcoVillage by Martha Rose, a Built Green certified community in Shoreline.

Speaking of new incentives, the City of Shoreline’s Planning Commission has passed a Deep Green Incentive Program along to Council for consideration on March 27, with potential adoption April 17. As it currently stands, the incentive rewards builders who are reaching for 5-Star and Emerald Star with waivers of application fees, a density bonus, reduced parking requirements, potential code departures, and more, depending on project location and certification level. This incentive program would be a big support for builders looking to take their craft to the next level by doing deep green.

This is already a long list of incentives, but we’re not done yet! Built Green is constantly working with its partners to figure out how to increase green building in the region. Snohomish County and Bellevue are both looking at programs that would benefit green builders through some manner of cost reductions, flexibility gain, and/or marketing support.

Why are so many cities and utilities willing to work with us? Not only do we live in a region where care for the environment is a strong value, but also because our partners understand that these incentives are a win/win. Clearly, incentives are good for the builders and Built Green. But, these incentives are beneficial to utilities, which need to increase their efficiency, and to cities, which are working to meet climate goals. The more Built Green homes there are, the greater these efforts are furthered. Additionally, cities are made up of people, and who doesn’t want a healthy, efficient home?

As Built Green grows, we will continue to work with our partners on how to make green building even more accessible. We want green building to be the norm. Please let us know if you have any ideas, or feel free to reach out to your representatives and express why green building is important.

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The Willet, built by STS Construction Services, is a studio-style, 20-unit building on the western edge of the University District where Portage Bay, Wallingford, and the U-District intersect—and where academia at UW meets recreation along Lake Union and Lake Washington.

The project is located near many public transportation routes, sits three blocks north of the Burke-Gilman trail and, with a Walk Score of 92, daily errands do not require a car. The building offers bike storage and a repair station to further incentivize tenants to ride their bikes, thus reducing dependency on cars and the project’s overall carbon footprint.

A large factor contributing to the project’s overall sustainability is its efficient use of space. Despite their small size (323 square feet on average), each studio includes a built-in Murphy bed, shelving, and desk. These fundamentals allow the tenant to create extra living space when they’re awake while still maintaining density in a fast-growing neighborhood.

To meet Built Green 4-Star standards and reduce the building’s overall energy consumption, the project focused on energy efficiency via domestic hot water, appliances, and lighting. Two high-efficiency gas tankless water heaters with recirculation pumps service the building, and water is sparingly used via low-flow plumbing fixtures. Each unit’s kitchenette comes with ENERGY STAR appliances as well as in-unit laundry and quiet, energy efficient ventilation fans. LED lighting is used throughout the entire building to further reduce the amount of energy needed for each unit and optimize building security. In addition, an array of solar panels was installed to help offset some of the energy consumed from plug loads, unit heating, appliances, and more.

Seattle is a nationwide hub for green building, especially when it comes to new construction, but the city also has an aging housing market that makes it ripe for remodel and retrofit certification. New construction projects are reaching the highest levels of Built Green, LEED, and Passive House certification, but remodels are inherently more difficult to “green up.” While updates you make in a remodel may not have your home reaching 0.6 air changes per hour, there are absolutely ways to make a home healthier and more efficient during a remodel.

For this reason, Built Green supplies both a Remodel Certification Checklist and a Home Refit Certification Checklist to help homeowners and builders focus on areas in which they can make a difference. The learning curve is low and the resources available to you are almost endless. We’ve used these checklists to make our clients’ homes more eco-friendly and durable and want to share what we’ve learned with the rest of the building community. Since you are likely already doing plenty of things that would count towards certification, with just a few changes to your products and process you can easily achieve 3- or 4-Star Built Green certification on full remodels and Built Green’s refit certification on less extensive projects. For comprehensive remodels, with sufficient planning and clear goals, 5-Star certification is absolutely obtainable if you are willing to take some extra steps such as pre-wiring for solar PV. Green remodels are real—here’s how and why you should give it a try.

Why Certification is Important

As you know, remodeling fundamentally uses a lot of resources and creates a lot of waste. Some estimates put construction waste as high as 24% of the total U.S. waste stream. That means the work we do contributes to one of largest sources loading up landfills and also gives us incredible power to reduce that number. One of the key components of Built Green certification is preparing a simple waste reduction and recycling plan.

Green remodeling also increases home values and longevity. It’s no secret that home buyers want to buy and live in eco-friendly buildings and they seek out listings that have credible specs and certifications. Green homes can reduce their bills, signify greater durability, and give them peace of mind. One kitchen remodel may seem insignificant, but consider repeat clients. Some homeowners will come back to you for a basement remodel, then a master suite remodel, and then a new deck. By the end of five years, you’ve touched almost every part of their home and the positive effects of your green choices start to compound. Sustainability will always be about the long-term.

Certification is also important in regards to tracking green features and accomplishments. You can use the rates, percentages, and ratings to market your company as a more sustainable option. Similarly, your clients can have a tangible, credible document to show potential buyers. Built Green has a long history in the Pacific Northwest and is a respected name in both regards.

The bottom line is: healthy, green homes create minimal waste during construction, use less electricity, protect inhabitants from toxicity, and consider the well-being of the local ecosystem. If you could do all of these things by following a predetermined checklist, wouldn’t you?

Tips for Remodel and Refit Certification

As a contractor, you should determine early on that you want to aim for certification. The checklists are best accomplished through careful planning that starts before boots hit the ground. Simple design elements, such as copper pipes or a garbage disposal, could prevent you from reaching your goal. You’ll also need to schedule your third-party verifier to come out at various intervals during the project, which varies by project depending on the scope.

Projects are qualified using checklists that act as point scorecards. The checklists are organized by action categories and the remodel checklist is further organized by project phase. After completing just a few of these checklists, their content and process will feel second-nature. We recommend filling out a “goal checklist” before construction to determine what number of points, and therefore certification level, you may fall into and where you can “green up.” This will help guide your choices during the rest of the design and build processes. Know, study and refer back to these checklists—knowing the checklist items is key. In addition, your third-party verifier and the Built Green staff will be able to provide you with recommendations.

One of the largest shifts you may face is moving from a traditional dumpster company or transfer station drop to a recycling program. There are plenty of options for recycling in King County. There’s even an online guide to help you determine which materials go where and a list of recycling centers. These centers will provide load characterization reports when asked, which you’ll want to get for Built Green certification. No need to worry about cost for recycling, as the cost is virtually the same!

Here’s an example report:

Other areas that are important for first-time Built Green remodelers are air sealing and insulation. In our experience, insulation companies that work on any kind of new construction projects will be well-versed in the codes required for Built Green. You’ll also need to explain the value of Built Green to your crew, and check on them periodically to ensure their seals and practices are tight.

How to Frame Certification for Your Clients

When it comes to convincing clients to certify or approve your certification, there are a variety of selling points. As a contractor, the fees of verification and certification are usually a fraction of the total project cost. Enrolling in Built Green could help you secure future clients, and in that sense it is well worth the investment now if you choose to pay the fees yourself. If you’d like to approach the clients about paying for certification, it’s easy to point to added home value, environmental impact, and improved home health. These three points are usually enough to convince Pacific Northwest homeowners to certify, but it’s all about presentation. Your clients don’t know what they don’t know. You’ll need to educate them on how homes are built and how certification affects them as the people who will live in and perhaps eventually sell the home. Different reasons for certification will appeal to different people, so be sure to touch on them all.

The majority of people will respond well to hearing about energy savings and home value increases. Depending on the client, you may want to start there. Homeowners can reduce their energy bills by insulating beyond code and purchasing efficient appliances—both items on the Built Green checklists. It can be as simple as installing dimmer or motion-activated light switches, which allow you to use less light and therefore less electricity—or choosing WaterSense low flow shower heads and faucets. These upgrades may be slightly more expensive, but in the long-term clients will see the savings in their energy and water bills. It’s possible these upgrades may even cost less: recommend that homeowners look for local and federal tax incentives and rebates that are readily available, but rarely sought out, such as those offered by Puget Sound Energy and Seattle City Light.

Also educate homeowners on the sales value. A recent study found that “high-performance” energy and resource-conserving homes have, on average, a premium of 3.46% when compared to similar homes in size and location. That’s thousands of dollars in added value to your home! If your clients plan on selling anytime soon, having efficient products is a major selling point. Having a physical certificate of green building makes for a great item to show at an open house and hand over to the new owner and the Northwest Multiple Listing Service will require a certificate in order to list a home as a green home.

The health of the home is also going to appeal to homeowners. Having some stats to share with your clients will help make the case:

Checklist item: Ensure a shoe removal vestibule at major entrances to house (front, back, garage) = 3 Possible Points
Shoes carry all types of bacteria, toxins, and dirt. Shoes can carry an average of 421,000 types of bacteria, including e-coli and toxins used in lawn care. Having a designated removal and storage area for shoes will ensure many of those germs do not make it into your home. If you’re working on the entryway or garage of a home, it’s the perfect time to start healthier shoe habits.

Checklist item: Use only low-VOC/low-toxic interior paints and finishes for all surface areas (including doors, windows, trim) = 5 Possible Points
The EPA estimates that indoor air is two to ten times more polluted than outdoor air. Everything from wall paint to carpet can emit volatile organic compounds (VOCs), which are vapor and gases that pollute the air and may be known carcinogens. Many carcinogens are linked to deteriorating health conditions, including cancer. Happily, low-VOC products are easy to find.

Checklist item: Use a non-toxic mold inhibitor to prevent future mold = 2 Possible PointsHere in the Pacific Northwest, we get a large amount of rain, requiring builders and homeowners to take extra precautions to prevent mold. Humidity and poor sealing can be a terrible combination. Mold is difficult and costly to get rid of and can lead to health problems. Inhibitor sprays can be used during the construction process to avoid mold problems that may otherwise develop.

Sharing facts and checklist items such as these with your clients will show how knowledgeable you are, and assure them that you have their best interests in mind.

Built Green Refit by Model Remodel, before and after. ⒸCindy Apple Photography

The final appeal will come from an environment standpoint. Homeowners know that they can use rechargeable batteries and separate food waste for composting—things that happen when they’re already living in the finished home. What they don’t know is how much the building industry affects the environment. A cheaper product now could mean a high environmental cost in production and disposal. These are less tangible costs, but it's important to think about the entire lifecycle of a product! Again, being transparent and sharing information with your clients will help them make better decisions and they’ll be thankful for the enlightenment.

Let them know the difference between demolition and deconstruction. Demolition is the action or process of forcefully tearing down. Deconstruction is the dismantling of something into its constituent parts. The latter provides opportunity for items to be reused or repurposed. There are plenty of building salvage stores around the Seattle area, such as Ballard Reuse or Second Use, that will resell your old cabinets or lights. Where the material ends up is just as important as where it comes from, so urge your clients to see the value in recycling what can’t be upcycled.

Second, there’s an ever-growing selection of eco-friendly appliances, materials, and furnishings. There’s an eco-friendly solution for almost everything inside and outside the home, so name a few options to get the wheels turning: IceStone recycled glass countertops, TREX decking, Ducoterra heating panels, Forbo Marmoleum, etc. Recommend that clients visit retailers such as Greenhome Solutions, a local showroom for green building options, so that they can learn more and get ideas. Do your research on items you know the client will need (kitchen remodels will need cabinets, tile, floor and lights—so research eco-friendly options for those things when presenting the design).

The Built Green checklists for Remodels and Refits are tremendously thorough guides for healthier homes. Focusing on space utilization, better products, and careful building practices, they make certification for remodeling projects attainable. As remodelers, we’re so thankful this program is in place to help us make positive contributions to the environment and bring more value to our clients. We hope our tips are helpful for contractors new to this process and we’re happy to answer any questions our fellow contractor professionals have. Just because you’re not building a new home doesn’t mean you can’t be eco-friendly. Great options are out there for the choosing and every little bit helps!

By Talia Haller, Built Green™ Intern, University of Washington Student

It’s Hot in Seattle

No question about it: Seattle’s housing market is “hot” - and the media is paying lots of attention. A recent article in The Seattle Timesquestioned whether Seattle is becoming the next San Francisco, which is known for its multimillion-dollar homes and sky-high monthly rents. Seattleites can’t stop talking about the “out-of-control affordability crisis,” according to an article on The Stranger’s website.

Even national news agencies are cringing at Seattle’s housing market. In fact, Money Magazine selected Seattle as one of the “Hottest Housing Markets of 2016.” Seattle has seen its median home prices rise to the highest point ever at $594,600, according to Zillow in October 2016.

In return, builders get priority in scheduling intake appointments, faster initial review of their plans, faster routing of their plans, and faster processing of their permit. All of this saves them time and money while delivering customer satisfaction and encouraging Seattle’s goal to make green building standard practice. It also helps Seattle meet its climate action goals to reduce building-related carbon emissions.

“The ‘hot housing market’ has helped to increase the total number of applicants who use Priority Green Expedited to get their permits faster,” said Jess Harris, the Priority Green Program Manager. “Over the last several years, SDCI has seen about 20% of the eligible project applications use Priority Green Expedited and a huge majority of those are choosing Built Green to reach their sustainability goals. This equates to about 200 projects a year reaching at least Built Green 4-Star.” In this hot housing market, green builders have even more of a leg up on the competition as they take advantage of these incentives.

Save time, save money, and help Seattle meet its climate action goals: register a project with Built Green today!